8-K 1 d8k.htm FORM 8-K Form 8-K

 

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 


 

FORM 8-K

 

CURRENT REPORT

 

PURSUANT TO SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

 

October 25, 2004 (October 19, 2004)

Date of Report (Date of Earliest Event Reported)

 


 

AMERICAN REALTY INVESTORS, INC.

(Exact Name of Registrant as Specified in Its Charter)

 

Nevada   1-15663   75-2847135
(State or Other Jurisdiction of Incorporation or Organization)   (Commission File No.)   (I.R.S. Employer Identification No.)

 

1800 Valley View Lane, Suite 300, Dallas, Texas   75234
(Address of Principal Executive Office)   (Zip Code)

 

(469) 522-4200

(Registrant’s Telephone Number, Including Area Code)

 

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

 

¨ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

 

¨ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

 

¨ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

 

¨ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

 



ITEM 2.01 COMPLETION OF ACQUISITION OR DISPOSITION OF ASSETS

 

In 2004, American Realty Investors, Inc. (“ARI”) and its subsidiaries, including Transcontinental Realty Investors, Inc. (“TCI”), sold a significant amount of its assets (in excess of 10% of total assets at December 31, 2003), the last sale of which was completed on October 19, 2004. The nature and amount of consideration given principally involved cash received, seller financing provided by ARI, and/or debt assumed by purchaser, and the principle followed in determining the amount of such consideration was negotiations between seller and purchaser.

 

Although ARI seeks to maximize long-term profitability for its stockholders through the development, acquisition, and disposition of properties, ARI intends to continue to pursue its development, acquisition, and disposition strategies in the ordinary course of the business of ARI and its subsidiaries, including TCI. ARI and its subsidiaries at all times, and currently, are in various stages of discussions and negotiations with respect to development, acquisition, and disposition projects. Selective dispositions have been a part of ARI’s strategy to create an efficient portfolio and provide additional sources of capital for future use.

 

Properties sold by TCI and its subsidiaries are identified in the table below with “(T)”. The properties sold are as follows:

 

Date of

Completion

or Sale Date


  

Description of
Asset or Property


  

Location


  

Units/Sq. Ft. /
Acres


   Sales Price
(in thousands)


   Gain/(Loss)
on Sale
(in thousands)


   

% of ARI’s
Consolidated

Assets


   

Purchaser


03/03/04

   Tiberon Trails    Merrillville, IN    376 Units    $ 10,325    $ 49     0.96 %   Tiberon Trails, LLC

05/15/04

   Sandstone (T)    Mesa, AZ    238 Units      8,650      1,688     0.54 %   Palm Desert Villas, L.P.

05/21/04

   Cliffs of El Dorado (T)    McKinney, TX    208 Units      13,442          0.88 %   Unified Housing of McKinney, LLC(1)

06/04/04

   Park Avenue    Tallahassee, FL    121 Units      6,225      3,922     0.13 %   Park Avenue Villas, LLC

08/18/04

   Falcon House    Ft. Walton, FL    82 Units      3,330      1,209     0.16 %   First American Exchange Corp.

10/15/04

   In the Pines (T)    Gainesville, FL    242 Units      11,300      5,525     0.35 %   In the Pines Florida, LLC

02/04/04

   Plaza on Bachman Creek    Dallas, TX    80,278 Sq. Ft.      7,850      3,682     0.27 %   Ameriton Properties Incorporated

02/17/04

   Countryside Harmon (T)    Sterling, VA    5,000 Sq. Ft.      2,650      1,861     0.06 %   Saul Holdings L.P.

02/17/04

   Countryside Retail (T)    Sterling, VA    133,422 Sq. Ft.      27,100      6,807     1.45 %   Saul Holdings L.P.

02/26/04

   Ogden Industrial (T)    Ogden, UT    107,112 Sq. Ft.      2,600      1,474     0.08 %   Flying Colors Group, L.P.

02/27/04

   Brandeis (T)    Omaha, NE    319,234 Sq. Ft.           (92 )   0.63 %   Mack-Cali Sub XV Trust

03/01/04

   K-Mart (T)    Cary, NC    92,033 Sq. Ft.      3,200          0.19 %   Basic Capital Management, Inc. (2)

03/01/04

   Texstar Warehouse (T)    Arlington, TX    97,846 Sq. Ft.      2,400          0.10 %   Basic Capital Management, Inc. (2)

03/29/04

   Kelly Warehouse (Pinewood) (T)    Dallas, TX    100,000 Sq. Ft.      1,650      153     0.11 %   BHP Sale Builders Hardware Ltd.

05/07/04

   Atrium (T)    Palm Beach, FL    74,603 Sq. Ft.      5,775      708     0.39 %   Hayden Properties, LLC

06/04/04

   4135 Beltline (T)    Addison, TX    90,000 Sq. Ft.      4,900      337     0.35 %   Beltline Realty Partners, Ltd.; Three Rivers Title Co., Inc.; & First American Exchange Corporation

07/09/04

   Kelly Warehouse (Cash Road) (T)    Dallas, TX    97,150 Sq. Ft.      1,500      448     0.08 %   Larson Group, L.P.

09/30/04

   The Collection    Denver, CO    267,812 Sq. Ft.      21,200      3,314     1.39 %   Center Street, LLC; JSF Collections (Sun Terrace), LLC; & Denver Collection, LLC

10/19/04

   One Steeplechase (T)    Sterling, VA    103,376 Sq. Ft.      11,900      6,259     0.40 %   21700 Atlantic, LLC

01/30/04

   Red Cross (T)    Dallas, TX    2.9 Acres      8,500          0.56 %   Shafer Property Company

02/27/04

   Mason Goodrich    Houston, TX    5.7 Acres      686      379     0.02 %   KMC Phase III, LP

03/27/04

   Mason Goodrich    Houston, TX    8.0 Acres      1,045      617     0.03 %   Mason Creek, LP

03/29/04

   Allen (T)    Collin County, TX    492.5 Acres      19,962      2,756     0.88 %   Blue Star Land, L.P.

08/09/04

   Rasor (T)    Plano, TX    24.5 Acres      2,600      220     0.19 %   Donald C. Carter

09/17/04

   Vista Ridge    Lewisville, TX    1.3 Acres      310      131     0.01 %   Texas Gurukul, LLC

10/12/04

   Mason Goodrich    Houston, TX    4.0 Acres      523      306     0.01 %   Ginter Family Investments, Ltd.
                   

  


 

   
                    $ 179,623    $ 41,753     10.22 %    
                   

  


 

   
(1) Ted P. Stokely, the General Manager of Unified Housing Foundation, Inc., the manager of Unified Housing of McKinney, LLC, is a Director of ARI and TCI.

 

(2) Basic Capital Management, Inc. is an affiliate of ARI.

 

2


ITEM 9.01 FINANCIAL STATEMENTS AND EXHIBITS

 

The unaudited pro forma statements of operations are presented for the six months ended June 30, 2004 and the year ended December 31, 2003. The unaudited pro forma statements of operations present ARI’s operations as if the transactions described above had occurred at January 1 of each of the periods presented. An unaudited pro forma balance sheet as of June 30, 2004, is also presented. The unaudited pro forma balance sheet presents the property sales described above, as if they had occurred at January 1, 2004.

 

The unaudited pro forma condensed combined financial statements should be read in conjunction with ARI’s financial statements and related notes included in ARI’s Report on Form 10-Q for the quarter ended June 30, 2004 and the Report on Form 10-K for the year ended December 31, 2003 filed with the Securities and Exchange Commission.

 

3


AMERICAN REALTY INVESTORS, INC.

PRO FORMA COMBINED CONSOLIDATED BALANCE SHEET

JUNE 30, 2004

(Dollars in thousands)

 

Assets


   Actual (1)

   

Kelley

(Cash Road) (2)


    Rasor (2)

   

Falcon

House (2)


   

Vista

Ridge (2)


   

The

Collection (2)


   

Mason

Goodrich (2)


   

In the

Pines (2)


   

One

Steeplechase (2)


    Totals

 

Real estate held for investment

   $ 1,086,948     $     $ (2,380 )   $ (2,036 )   $     $ (20,701 )   $     $ (5,564 )   $ (8,967 )   $ 1,047,300  

Less – accumulated depreciation

     (180,959 )                 119             3,823             1,234       4,117       (171,666 )
    


 


 


 


 


 


 


 


 


 


       905,989             (2,380 )     (1,917 )           16,878             (4,330 )     (4,850 )     875,634  

Real estate held for sale

     149,014       (981 )                 (134 )           (179 )                 147,720  

Notes and interest receivable

                                                                                

Performing

     69,875                                                       69,875  

Nonperforming

     10,932                                                       10,932  
    


 


 


 


 


 


 


 


 


 


       80,807                                                       80,807  

Less-allowance for estimated losses

     (4,633 )                                                     (4,633 )
    


 


 


 


 


 


 


 


 


 


       76,174                                                       76,174  

Net pizza parlor equipment

     6,937                                                       6,937  

Marketable equity securities, at market value

     5,439                                                       5,439  

Cash and cash equivalents

     7,003       1,128       2,600       1,178       259       350       33       3,518       4,041       20,110  

Investments in equity investees

     4,981                                                       4,981  

Goodwill, net of accumulated amortization

     11,858                                                       11,858  

Other intangibles, net of accumulated amortization

     1,504                                                       1,504  

Other assets

     61,714       (288 )     (13 )     (60 )           6,093       (8 )     (1,493 )     (1,864 )     64,081  
    


 


 


 


 


 


 


 


 


 


Total Assets

   $ 1,230,613     $ (141 )   $ 207     $ (799 )   $ 125     $ (10,435 )   $ (154 )   $ (2,305 )   $ (2,673 )   $ 1,214,438  
    


 


 


 


 


 


 


 


 


 


Liabilities and Equity


                                                            

Notes and interest payable

   $ 889,146     $     $ (1,260 )   $ (1,963 )   $     $ (13,153 )   $ (436 )   $ (5,246 )   $ (7,682 )   $ 859,406  

Liabilities related to assets held for sale

     108,197       (465 )                                               107,732  

Margin borrowings

     21,509                                                       21,509  

Accounts payable and other liabilities

     85,294       (2,181 )     (1,514 )     (43 )     (6 )     (149 )     (16 )     (197 )     (171 )     81,017  
    


 


 


 


 


 


 


 


 


 


       1,104,146       (2,646 )     (2,774 )     (2,006 )     (6 )     (13,302 )     (452 )     (5,443 )     (7,853 )     1,069,664  

Minority Interest

     57,310                                                       57,310  

Stockholders’ Equity

                                                                                

Preferred Stock

     5,251                                                       5,251  

Common Stock

     114                                                       114  

Paid-in capital

     93,164                                                       93,164  

Accumulated (deficit)

     (10,259 )     2,505       2,981       1,207       131       2,867       298       3,138       5,180       8,048  

Treasury stock

     (18,458 )                                                     (18,458 )

Accumulated other comprehensive income

     (655 )                                                     (655 )
    


 


 


 


 


 


 


 


 


 


Total Stockholders’ Equity

     69,157       2,505       2,981       1,207       131       2,867       298       3,138       5,180       87,464  
    


 


 


 


 


 


 


 


 


 


Total Liabilities and Equity

   $ 1,230,613     $ (141 )   $ 207     $ (799 )   $ 125     $ (10,435 )   $ (154 )   $ (2,305 )   $ (2,673 )   $ 1,214,438  
    


 


 


 


 


 


 


 


 


 


 

(1) Includes properties sold prior to June 30, 2004.
(2) Assumes sale by ARI on January 1, 2004

 

4


AMERICAN REALTY INVESTORS, INC.

PRO FORMA COMBINED STATEMENT OF OPERATIONS (1) (2)

SIX MONTHS ENDED JUNE 30, 2004

(Dollars in thousands, except per share)

 

     Actual

    Apartments(3)

    Commercial(4)

    Land(5)

    Pro Forma

 

Revenue:

                                        

Rents

   $ 96,729     $ (2,210 )   $ (3,555 )   $     $ 90,964  

Property operations

     68,835       (1,517 )     (1,577 )     (20 )     65,721  
    


 


 


 


 


       27,894       (693 )     (1,978 )     20       25,243  

Land Operations:

                                        

Sales

     30,194                   3,433       33,627  

Cost of sales

     21,283                   2,776       24,059  

Deferral of gains on current period sales

     5,159                         5,159  
    


 


 


 


 


Gain on land sales

     3,752                   657       4,409  

Pizza Parlor Operations:

                                        

Sales

     16,992                         16,992  

Cost of sales

     13,137                         13,137  
    


 


 


 


 


Gross margin

     3,855                         3,855  

Income from Operations:

     35,501       (693 )     (1,978 )     677       33,507  

Other Income:

                                        

Interest and other

     2,450                         2,450  

Equity in loss of equity investees

     (201 )                       (201 )

Gain on foreign currency transaction

     1,249                         1,249  
    


 


 


 


 


       3,498                         3,498  

Other Expense:

                                        

Interest

     37,228       (554 )     (1,544 )     (65 )     35,065  

Depreciation

     14,585       (180 )     (704 )           13,701  

Discount on sale of notes receivable

     398                         398  

Advisory fees

     5,228       (77 )     (203 )     (26 )     4,922  

General and administrative

     8,892                         8,892  

Minority interest

     1,629                         1,629  
    


 


 


 


 


       67,960       (811 )     (2,451 )     (91 )     64,607  
    


 


 


 


 


Net income (loss) from continuing operations

   $ (28,961 )   $ 118     $ 473     $ 768     $ (27,602 )
    


 


 


 


 


Basic and Diluted Earnings Per Share:

                                        

Net Loss from Continuing Operations

   $ (2.72 )                           $ (2.60 )
    


                         


Weighted Average Common Shares Used in Computing Earnings Per Share

     10,629,307                               10,629,307  
    


                         


  (1) The Pro Forma Combined Statement of Operations assumes that each property was sold by ARI on January 1, 2004.

 

  (2) Operating results for properties are their actual operating results from January 1 to their respective dates of sale. Rents, property operations, interest expense and depreciation for non-land properties sold prior to August 15, 2004 were already excluded from the actual results of continuing operations in ARI’s Report on Form 10-Q for the quarter ended June 30, 2004.

 

  (3) Includes the Tiberon Trails Apartments sold in March 2004, the Cliffs of El Dorado and Sandstone Apartments sold in May 2004, the Park Avenue Apartments sold in June 2004, the Falcon House Apartments sold in August 2004, and the In the Pines Apartments sold in October 2004.

 

  (4) Includes Plaza on Bachman, Countryside Retail and Harmon, Brandeis, and Odgen Industrial sold in February 2004; K-Mart, Texstar Warehouse, and the Pinewood Warehouse (Kelly) sold in March 2004; the Atrium sold in May 2004; 4135 Beltline sold in June 2004; the Cash Road Warehouse (Kelly) sold in July 2004; The Collection sold in September 2004; and One Steeplechase sold in October 2004.

 

  (5) Includes Red Cross sold in January 2004, Mason Goodrich sold in February 2004, Allen and Mason Goodrich sold in March 2004, Rasor sold in August 2004, Vista Ridge sold in September 2004, and Mason Goodrich sold in October 2004.

 

5


AMERICAN REALTY INVESTORS, INC.

PRO FORMA COMBINED STATEMENT OF OPERATIONS (1) (2)

YEAR ENDED DECEMBER 31, 2003

(Dollars in thousands, except per share)

 

     Actual

    Apartments(3)

    Commercial(4)

    Land(5)

    Pro Forma

 

Property revenue:

                                        

Rents

   $ 166,908     $ (4,653 )   $ (14,534 )   $ (11 )   $ 147,710  

Property operations

     116,454       (2,518 )     (6,435 )     (267 )     107,234  
    


 


 


 


 


       50,454       (2,135 )     (8,099 )     256       40,476  

Land Operations:

                                        

Sales

     67,283                   33,626       100,909  

Cost of Sales

     39,883                   24,358       64,241  

Deferred Gain on Sale

     3,493                   5,159       8,652  

Recognition of previously deferred gains

     19,924                         19,924  
    


 


 


 


 


Gain on Land Sales

     43,831                   4,109       47,940  

Pizza Parlor Operations:

                                        

Sales

     33,057                         33,057  

Cost of sales

     26,051                         26,051  
    


 


 


 


 


Gross margin

     7,006                         7,006  

Income from Operations:

     101,291       (2,135 )     (8,099 )     4,365       95,422  

Other income:

                                        

Interest and other

     24,640                         24,640  

Equity in loss of equity investees

     (4,441 )                       (4,441 )
    


 


 


 


 


       20,199                         20,199  

Other expense:

                                        

Interest

     71,008       (1,869 )     (3,597 )     (1,553 )     63,989  

Depreciation

     25,848       (534 )     (2,331 )           22,983  

Discount on sale of note receivable

     2,220                         2,220  

General & administrative

     22,124                         22,124  

Advisory fee to affiliates

     9,345       (312 )     (629 )     (176 )     8,228  

Litigation settlement

     15                         15  

Writedown of assets held for sale

     19,892                         19,892  

Loss on foreign currency translation

     3,309                         3,309  

Minority interest

     347             1,064             1,411  
    


 


 


 


 


       154,108       (2,715 )     (5,493 )     (1,729 )     144,171  
    


 


 


 


 


Net income (loss) from continuing operations

   $ (32,618 )   $ 580     $ (2,606 )   $ 6,094     $ (28,550 )
    


 


 


 


 


Basic and Diluted Earnings Per Share:

                                        

Net Loss from Continuing Operations

   $ (3.02 )                           $ (2.65 )
    


                         


Weighted Average Common Shares Used in Computing Earnings Per Share

     10,789,352                               10,789,352  
    


                         


 

The accompanying footnotes are an integral part of this Pro Forma Combined Statement of Operations

 

6


AMERICAN REALTY INVESTORS, INC.

NOTES TO PRO FORMA COMBINED STATEMENT OF OPERATIONS

YEAR ENDED DECEMBER 31, 2003

 

(1) The Pro Forma Combined Statement of Operations assumes that each property was sold by ARI on January 1, 2003.

 

(2) Operating results for properties are their actual operating results for 2003. Rents, property operations, interest expense and depreciation for non-land properties sold prior to April 1, 2004 were already excluded from the actual results of continuing operations in ARI’s Annual Report on Form 10-K for the year ended December 31, 2003.

 

(3) Includes the Tiberon Trails Apartments sold in March 2004, the Cliffs of El Dorado and Sandstone Apartments sold in May 2004, the Park Avenue Apartments sold in June 2004, the Falcon House Apartments sold in August 2004, and the In the Pines Apartments sold in October 2004.

 

(4) Includes Plaza on Bachman, Countryside Retail and Harmon, Brandeis, and Odgen Industrial sold in February 2004; K-Mart, Texstar Warehouse, and the Pinewood Warehouse (Kelly) sold in March 2004; the Atrium sold in May 2004; 4135 Beltline sold in June 2004; the Cash Road Warehouse (Kelly) sold in July 2004; The Collection sold in September 2004; and One Steeplechase sold in October 2004.

 

(5) Includes Red Cross sold in January 2004, Mason Goodrich sold in February 2004, Allen and Mason Goodrich sold in March 2004, Rasor sold in August 2004, Vista Ridge sold in September 2004, and Mason Goodrich sold in October 2004.

 

7


SIGNATURES

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

 

       

AMERICAN REALTY INVESTORS, INC.

Date: October 25, 2004

     

By:

 

/s/ J. C. Lowenberg III

               

J. C. Lowenberg III

               

Executive Vice President and Chief Financial Officer

               

(Principal Financial Officer and Acting Principal
Executive Officer)

                 

Date: October 25, 2004

     

By:

 

/s/ Scott T. Lewis

               

Scott T. Lewis

               

Vice President and Chief Accounting Officer

                 

 

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